212 W Sylvia Ave · Christopher, IL 62822

$35,000

3 bd · 1.0 ba · 1,040 sqft · Other · 122 Days on market

Built 1925 6,800 sqft lot $34/sqft · 40% below area Est $58k · 40% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming bungalow in the heart of Christopher, offering 3 bedrooms, 1 bath, and over 1,000 sq. ft. of living space. Built in 1925, this home sits on a desirable corner lot with mature trees and classic curb appeal. Inside, you’ll find a spacious living room with large windows, an eat-in kitchen with abundant cabinetry, and bedrooms that provide flexible options for rest, work, or hobbies. The home retains character details alongside potential for updates, making it an excellent choice for first-time buyers, investors, or those looking for a project with lasting value. A covered side porch and storage shed add outdoor convenience, while the location places you close to schools, parks, and town amenities. Owned by respected local author and musician Scott Ebeling, this property carries a creative legacy and unique story, ready for its next chapter. This is an opportunity to own a piece of Christopher history at an attainable price. Schedule your showing today and bring your vision to life in this well-located home.

Key facts

• Close to parks
• Close to schools
• Storage shed

Tags

• CORNER LOT
• MATURE TREES
• COVERED SIDE PORCH
• STORAGE SHED
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($757 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,100 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $35k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.16% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.87%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

• ARV (median comp): $58,305
• List price: $35,000
• Delta: -39.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.80×
• Total profit: $17,673
• Equity at exit: $5,219

10-year hold

• IRR: 48.1%
• Equity multiple: 5.64×
• Total profit: $45,463
• Equity at exit: $3,026

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62822

• Home prices YoY: -4.8%
• Active inventory: 17
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $757 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $366

Break-even live

Break-even rent $294

Max offer price $35,000

Occupancy floor 47%

Sensitivity live

Price	-10% $386	-5% $376	+0% $366	+5% $357	+10% $347
Rent	-10% $307	-5% $337	+0% $366	+5% $396	+10% $426
Rate	-1.0pp $384	-0.5pp $375	base $366	+0.5pp $357	+1.0pp $348

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S State St Christopher, IL	3.0	1.0	1100	$860	$0.78	44d	1	0.48mi
802 S Emma St Christopher, IL	2.0	1.0	914	$590	$0.65	45d	1	0.73mi

Listing history 44 events

1. 2026-06-21
   days on market $35,000 Active 122 DOM
2. 2026-06-18
   days on market $35,000 Active 120 DOM
3. 2026-06-17
   days on market $35,000 Active 119 DOM
4. 2026-06-16
   days on market $35,000 Active 118 DOM
5. 2026-06-15
   days on market $35,000 Active 117 DOM
6. 2026-06-13
   days on market $35,000 Active 115 DOM
7. 2026-06-12
   days on market $35,000 Active 114 DOM
8. 2026-06-09
   days on market $35,000 Active 111 DOM
9. 2026-06-08
   days on market $35,000 Active 110 DOM
10. 2026-06-07
    days on market $35,000 Active 109 DOM
11. 2026-06-04
    days on market $35,000 Active 105 DOM
12. 2026-06-02
    days on market $35,000 Active 104 DOM
13. 2026-06-01
    days on market $35,000 Active 103 DOM
14. 2026-05-31
    days on market $35,000 Active 102 DOM
15. 2026-05-31
    days on market $35,000 Active 101 DOM
16. 2026-05-14
    price $35,000 1035-char remark

    Show marketing remark (1035 chars)

    Charming bungalow in the heart of Christopher, offering 3 bedrooms, 1 bath, and over 1,000 sq. ft. of living space. Built in 1925, this home sits on a desirable corner lot with mature trees and classic curb appeal. Inside, you’ll find a spacious living room with large windows, an eat-in kitchen with abundant cabinetry, and bedrooms that provide flexible options for rest, work, or hobbies. The home retains character details alongside potential for updates, making it an excellent choice for first-time buyers, investors, or those looking for a project with lasting value. A covered side porch and storage shed add outdoor convenience, while the location places you close to schools, parks, and town amenities. Owned by respected local author and musician Scott Ebeling, this property carries a creative legacy and unique story, ready for its next chapter. This is an opportunity to own a piece of Christopher history at an attainable price. Schedule your showing today and bring your vision to life in this well-located home.

17. 2026-02-17
    listed $39,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    Charming bungalow in the heart of Christopher, offering 3 bedrooms, 1 bath, and over 1,000 sq. ft. of living space. Built in 1925, this home sits on a desirable corner lot with mature trees and classic curb appeal. Inside, you’ll find a spacious living room with large windows, an eat-in kitchen with abundant cabinetry, and bedrooms that provide flexible options for rest, work, or hobbies. The home retains character details alongside potential for updates, making it an excellent choice for first-time buyers, investors, or those looking for a project with lasting value. A covered side porch and storage shed add outdoor convenience, while the location places you close to schools, parks, and town amenities. Owned by respected local author and musician Scott Ebeling, this property carries a creative legacy and unique story, ready for its next chapter. This is an opportunity to own a piece of Christopher history at an attainable price. Schedule your showing today and bring your vision to life in this well-located home.

18. 2026-02-16
    historical
19. 2026-02-01
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-10-27
    price
24. 2025-10-07
    price
25. 2025-08-15
    listed Active
26. 2025-08-15
    listed Active
27. 2024-11-14
    historical
28. 2024-11-13
    historical
29. 2024-08-27
    price
30. 2024-08-13
    listed Active
31. 2024-06-19
    historical
32. 2024-06-18
    historical
33. 2024-05-14
    price
34. 2024-04-04
    price
35. 2024-03-20
    listed Active
36. 2022-06-09
    soldstatus $9,000 Closed
37. 2022-06-09
    soldstatus Closed
38. 2022-05-20
    historical
39. 2022-05-11
    historical
40. 2022-02-02
    listed $12,000
41. 2021-08-06
    historical
42. 2021-08-06
    historical
43. 2002-07-01
    historical
44. 2002-02-01
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $406 · $34/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$194/yr (+$16/mo · 47.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,089
• − Mortgage interest: −$1,961
• − Property taxes: −$406
• − Insurance: −$175
• − Repairs & maintenance: −$727
• − Management: −$727
• − Depreciation: −$1,018
• Taxable income: $4,076
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $3,419/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Christopher

• Score: 58/100
• State rank: #1100
• US rank: #20866

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christopher, IL
• City population: 2,437
• Population (ZIP): 2,437

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 6% Lithuanian 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.29%
• Current HPI: 65.1454
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+191.7% since first listed

29 events — show timeline

• 2026-05-14 Price Changed $35,000 RMLSA as Distributed by MLS Grid
• 2026-02-17 Listed $39,000 RMLSA as Distributed by MLS Grid
• 2026-02-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-15 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-15 Listed — RMLSA as Distributed by MLS Grid
• 2024-11-14 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-13 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-13 Listed — RMLSA as Distributed by MLS Grid
• 2024-06-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-04-04 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-03-20 Listed — RMLSA as Distributed by MLS Grid
• 2022-06-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-06-09 Sold (MLS) $9,000 MRED as Distributed by MLS Grid
• 2022-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2022-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2022-02-02 Listed $12,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2002-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2002-02-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-9.1%/yr

Latest (2024): $406 · +4.3% YoY. Source: county tax records.